Joplin Board of Appeals Meeting - February 23, 2024

The Joplin Building Board of Appeals convened on February 23, 2024, at 15:00 UTC (morning local time) in the Joplin Municipal Building to review progress on multiple properties under demolition orders and to conduct dangerous building hearings. The meeting included roll call, approval of minutes, continuations for most properties, one release from the agenda, and four demolition hearings resulting in orders for demolition. The board also addressed a new complaint about a broken window at the BERT building.

Consent Calendar

• Roll Call: Members present: Mr. Brown, Mr. Windsor, Mr. Wagner, Mr. Duncan. Mr. Tucker and Mr. Wickland were excused by motion (Duncan moved, Windsor seconded; all ayes).
• Approval of Minutes: Minutes from the January 2024 meeting were approved (Windsor moved, Brown seconded; all ayes).

Public Comments & Testimony

• No general public comments were made; testimony was given by property owners and representatives during their respective agenda items.

Discussion Items

Continuations (Progress Reports & Demolition Hearings)

• 306, 302 South Connor (Items 2986, 2987): Levi Bab of Blue Shutter Investments reported progress: sighting underway, plumber scheduled for rough-in at 306; HVAC contractor for 302 has passed test, awaiting permit pickup. The board continued both to March 22, 2024 for progress report and demolition hearing (motion by Windsor, second Duncan; all ayes).
• 219 North Pearl (Item 3067): Representative from White Dog Investments stated they are purchasing the property (26 properties from Mr. Greensell) and expect closing by March 15; renovation will take 14 weeks. Board continued to March 22 (Windsor motion, Wagner second; all ayes).
• 2131 Nashville (Item 3051): Owner reported foundation work done, permit for windows in place; snow slowed progress. Board continued to March 22 (Wagner motion, Duncan second; all ayes).
• 130 South Moffitt (Item 2985): Owner Star Morrison requested removal from agenda, citing substantial work: new roof, sewer/water lines 90% complete, HVAC 75% done, siding/windows ordered, electrical in 4 days. She noted insurance costs were $1,500 higher due to condemnation status. Board voted to release the property from the agenda (Windsor motion, Brown second; all ayes).
• 1624 West 4th Street (Item 3054): New owner (closing scheduled today) requested extension; submitted plans, dumpsters scheduled, expects completion by July. Board continued to March 22 (Duncan motion, Wagner second; all ayes).
• 2611, 2617, 2621 South Pearl (Items 3026, 3027, 3028): David Papin’s representative reported progress: weathered wood replaced, insulation removed, first-floor electrical removed, permit issued, inspection next week. Papin argued the property should be removed because it is now in compliance, but board members noted no visible change from the street and that ownership has not yet transferred; they voted to continue to March 22 (Wagner motion, Duncan second; all ayes).
• 301 South Winfield (Item 3002): Representative of Isidro Ruiz (via interpreter) stated foundation is complete, framing to start in March, but progress has been slow (owner works only Saturdays). The property has been on the agenda 15 times over 1.5 years. Board continued to March 22 and requested a timeline (Wagner motion, Windsor second; all ayes).
• 117-121 South Byers (Items 3015, 3016): Dust Emelius of Byers Landing apartments reported framers working on interior, subfloor replacement, HVAC/electrical/plumbing contracts to be signed. Board continued to March 22 (Windsor motion, Duncan second; all ayes).
• 3312 South Moffat (Item 3069): Owner’s daughter (present) stated the house partially collapsed; they are on a low-income apartment waiting list (Forest Hills) since November, no opening yet. The board expressed safety concerns and continued to March 22 (Duncan motion, Windsor second; all ayes).
• 1518 South Sergeant (Item 3068): Contractor for David Williams reported exterior cleaned up, property secured, permits pulled, windows need changing. Board continued to March 22 (Windsor motion, Wagner second; all ayes).
• 911 West B Street (Item 3011): Philip Benz reported progress: sewer rework, electrical moved, sheetrock ready for inspection next week. Board continued to March 22 (Duncan motion, Windsor second; all ayes).
• 217 South Pearl (Item 3056): Elizabeth Rodriguez (for Isidro Ruiz) reported drywall removed, electrical exposed, ready to pour cement for porches; need to call Missouri One Call for retaining wall. Board continued to March 22 (Wagner motion, Windsor second; all ayes).
• 1116 South Jackson (Item 3010): Owner emailed that a building sale will free up funds; expects completion by next meeting. Board continued to March 22 (Wagner motion, Duncan second; all ayes).
• 1010 West Third Street (Item 3033): James Ledford called in; permit in place, windows/remodel to start soon. Board continued to March 22 (Windsor motion, Wagner second; all ayes).
• 810 West 17th Street (Item 3039): Out-of-town owner (Mark) emailed; local contractor working, permit in place. Board continued to March 22 (Wagner motion, Duncan second; all ayes).
• 902 South Sergeant (Item 3070): New item; owner contacted demolition contractor, expects completion by next meeting. Board continued to March 22 (Windsor motion, second unclear, but carried).
• 1822 South Indiana Avenue (Item 3071): New item; city inspector reported termite damage, structural failure (kitchen floor dropped 3 inches). Board continued to March 22 (Windsor motion, Wagner second; all ayes).

Dangerous Building Hearings (Demolition Orders)

• 1032 South Sergeant (Item 3065): City presented evidence via Jeff Oliver (building inspector, 15 years). Photos showed dilapidated siding, damaged electrical service, no progress despite a permit pulled 3 months ago. Certified letters sent; no response from owner Eduardo Cervantes. Board declared the property a dangerous building under Chapter 26, Article 10, Section 26-612 subsections 4, 12, 15, 18, ordered demolition including outbuildings, and revoked the existing building permit (Wagner motion, Windsor second; all ayes).
• 1826 South Pearl (Item 3061): Jeff Oliver testified: photos showed open soffits, broken windows, bird/squirrel entry, no attempt to repair. Owner: John Henson (trustee). Certified letters signed. Board declared dangerous under subsections 4, 12, 18 and ordered demolition including outbuildings (Wagner motion, Windsor second; all ayes).
• 320 South Winfield (Item 3063): Jeff Oliver testified: foundation bulging, roof failure on addition, chimney with loose bricks. Owner Donald Simmons attended previous meeting but no recent contact. Board declared dangerous under subsections 3, 4, 8, 12 and ordered demolition including outbuildings (Wagner motion, Windsor second; all ayes).
• 2633 East 8th Street (Item 3066): Jeff Hadley (building inspector, 7 months) testified: multiple missing windows, roof decay, termite/structural damage, property abandoned and open. Owner George Duff (living trust) notified. Board declared dangerous under subsections 4, 5, 6, 10, 13 and ordered demolition including outbuildings (Windsor motion, Brown second; all ayes).

Other Business

• A board member reported a broken window on the second floor of the BERT building near the high school. The chairman indicated they would contact the owner.

Key Outcomes

• Excused Absences: Mr. Tucker and Mr. Wickland excused.
• Minutes Approved: January 2024 minutes approved.
• Continuations: All properties except 130 S Moffitt were continued to the March 22, 2024 meeting for progress report and demolition hearing (specific motions and vote tallies as above, all unanimous).
• Release from Agenda: Item 2985 (130 S Moffitt) was released from the agenda following motion and unanimous vote.
• Demolition Orders: Four properties (1032 S Sergeant, 1826 S Pearl, 320 S Winfield, 2633 E 8th) were declared dangerous buildings and ordered demolished, including outbuildings; the building permit for 1032 S Sergeant was revoked. All votes were unanimous.
• Adjournment: Meeting adjourned by motion (Duncan moved, Windsor second; all ayes).